Modern 6-Bedroom Villa in Umalas – Prime Leasehold Opportunity
Umalas, Canggu · 6 Bed · 6 Bath · 419m²
The key facts
Who owns whatLeasehold · 22 yrs left
Leasehold (Hak Sewa). You rent the property from the owner for a fixed number of years, agreed with a notary. Foreigners can hold a leasehold directly. When the lease ends, the property goes back to the owner unless you extend. An extension is only a right if it's written in the contract (with its price or how the price is set); it's never automatic. Check the years left and that clause. The value usually drops as the years run down.
This is general information, not legal advice. Check the title and the contract with an independent notary (PPAT) before paying anything.
Lease2026 → 2048
Price vs similar villasLow confidence · 12 villas
Each dot is one of 12 live leasehold 6-bedroom villas in Canggu with 12 to 32 years left; the orange dot is this one, at IDR 15B. Prices are what sellers are asking today.
If you rent it out long-termEstimate
From 268 live 4+ bed yearly leases in Canggu (Rent Index, September 2026). Costs assumed: 1 month empty a year, 15% management, 10% tax on rental income, 5% upkeep, and the price spread over the years left. Not a promise of income. Change the numbers.
Can you rent it out?
Ask what the zone allows before counting on rental income. Holiday rental needs its own business licence, which this listing doesn't mention. What the licence is.
What it costs to buyEstimate
There's no transfer tax (BPHTB) on a lease: a lease is taxed as rent.
Questions to ask before you buy
- Can I see the land certificate (SHM, HGB or the lease deed)? Is it in the seller's name?
- How many years are left, is the lease registered with a notary, and is an extension written in the contract? At what price?
- What zone is the land in (for example yellow or pink), and does it allow a villa or renting it out?
- Is there a building permit (PBG, formerly IMB)? A certificate that the building is fit to use (SLF)?
- Are the land and building taxes (PBB) paid? Any debts, disputes or family claims on the land?
- Who pays the notary fees and the transfer taxes?
- Is it rented now? Will that contract continue after the sale?
Ask these in writing and keep the answers. An independent notary can check the title for you.
The essentials
- Bedrooms
- 6
- Bathrooms
- 6
- Building
- 419 m²
- Land
- 429 m²
- Pool
- Private pool
About this villa
Located in the heart of Umalas, this stylish 6-bedroom villa is a perfect blend of modern living and tropical charm. With generous indoor-outdoor spaces and close proximity to Bali’s top lifestyle destinations, the property offers excellent potential for both residence and investment. Property Highlights Land Size: 429 m² Building Size: 419 m² Leasehold: 24 Years (Valid until 2049) Price: USD $850,000 Bedrooms & Bathrooms 6 Bedrooms with private ensuite bathrooms 6 Bathrooms in total 1 Powder Room for guest use 1 Laundry/Staff Room Location Highlights (approximate drive times) Nook Restaurant – 3 minutes Milk & Madu Café – 5 minutes Berawa Beach – 9 minutes Batu Belig Beach – 7 minutes Seminyak Village – 10 minutes Features Contemporary open-plan layout with enclosed living area Fully equipped kitchen with quality fittings Spacious bedrooms with natural light and built-in wardrobes Dedicated staff/laundry room for added functionality Investment Opportunity This well-located villa in Umalas offers strong rental potential and long-term value with its 24-year lease. Surrounded by trending cafes, beaches, and international schools, it presents a great opportunity for families or investors alike. Contact us now to learn more or arrange a private viewing.
Where it is
Approximate: Canggu. The agent shares the exact address when you get in touch.
Agency listing · first seen 6 months ago
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